BRRRR calculator
Underwrite the full BRRRR cycle—not just the refinance headline.
A BRRRR deal works only when acquisition, renovation, stabilization, refinance, and ongoing operations survive the same set of assumptions. BrickPads keeps those steps connected and shows the price at which the strategy meets your requirements.
01
Start with total project cost
Purchase price is only the first capital requirement. A disciplined BRRRR analysis includes acquisition closing costs, financing costs, the renovation range, contingency, carrying costs, and refinance costs.
BrickPads keeps the selected property, renovation scope, financing inputs, and user return requirements in the analysis snapshot so the result remains auditable.
- Confirm the scope with a contractor
- Separate financed costs from cash required
- Allow for draws, interest, utilities, taxes, insurance, and delays
02
Treat ARV as evidence, not a wish
The refinance is usually the most sensitive part of a BRRRR. An unsupported ARV can make an otherwise weak deal look excellent. Use recent, nearby, physically similar closed sales and confirm the expected finish level.
BrickPads shows the sold comps, dates, distance, size, similarity, adjustments, derived range, and confidence when that evidence is available.
- Prefer recorded sales over active-listing asking prices
- Use a reasonable range instead of fake precision
- Stress the appraisal below the base case
03
Underwrite the stabilized rental and the refinance
Refinance proceeds do not rescue a property that cannot support its debt. BrickPads shows Lender DSCR under the configured gross-rent/PITIA profile and Operating DSCR from NOI and principal-and-interest debt service.
The modeled refinance is the lowest of LTV capacity, DSCR capacity, and any configured program maximum. Rent freshness appears by month and year while exact retrieval timestamps remain attached to the analysis internally.
- Verify rent with comparable rentals
- Model the post-refinance rate, term, taxes, insurance, HOA, and payment
- Check the lender's exact DSCR, seasoning, appraisal, reserve, and program rules directly
04
Measure capital recycling without denominator tricks
BrickPads separates total pre-refinance investor cash from net refinance cash returned after the acquisition-loan payoff and refinance costs. It displays capital recovered, cash left, excess cash returned, and remaining equity.
Post-refinance cash-on-cash remains supplemental. When cash left is extremely small, the BRRRR score is driven by capital recovery, stabilized cash flow, debt coverage, value creation, evidence, and downside resilience instead of an unstable percentage.
05
Separate strategy price from property value
BrickPads solves for the BRRRR price required by your configured requirements. When verified market evidence overlaps that threshold, it can show an actionable target range. When the two do not overlap, it explains the gap instead of presenting an unrealistic bid as guidance.
06
Run downside, base, and upside cases
The base case should never be the only case. Reduce ARV and rent, increase rehab, vacancy and financing cost, and see what happens to cash remaining, cash flow, DSCR, and the recommendation before you offer.
FAQ
Common investor questions
What does a BRRRR calculator need to include?
A useful BRRRR model connects acquisition price, closing and financing costs, renovation scope, stabilized ARV, rent, operating expenses, both lender and operating DSCR, LTV and DSCR refinance capacities, cash returned, capital recovery, cash left, and post-refinance durability.
Is a high ARV enough to make a BRRRR work?
No. LTV may support a large loan while rent and the lender DSCR profile support less. BrickPads models both capacities, uses the lower amount, and identifies the binding constraint.
How does BrickPads estimate ARV?
BrickPads prioritizes nearby recorded sales, ranks them for recency, distance and similarity, and shows adjustments when available. If sold evidence is weak, the analysis labels the estimate and confidence accordingly.